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A. Purpose. The purpose of the General Commercial (GC) zone is to provide for retail and service businesses that serve community needs and that are better suited for locations outside of the Downtown, Overlake, or Neighborhood Commercial zones. These uses are more land intensive, serve travelers, or offer warehouse sales and sales of larger goods that make location in the Downtown, Overlake, or Neighborhood Commercial zones undesirable. Examples of such uses include, but are not limited to, large-box retail, vehicles sales and service, mini-warehouses, rental services, wholesale uses, and other similar uses. Mixed-use development is also allowed.

B. Maximum Development Yield.

Table 21.14.020A
Maximum Development Yield

Base

Residential Bonuses Available, and Quantity

Maximum

Illustrations

Floor area ratio (FAR)

1.15

TDRs: 0.45

GBP: 0.45

1.60

Example of a 3-story building with FAR = 1.15

Example of a 4-story building with FAR = 1.60

Height

3 stories

TDRs: 1 story

GBP: 1 story

4 stories

C. Regulations Common to All Uses.

Table 21.14.020B
Regulations Common to All Uses

Regulation

Standard

Exceptions

Minimum

Lot Frontage (ft)

30

Setbacks (ft)

Front

10

A. A 10-foot rear and side setback shall apply if a structure abuts property in a residential zone.

B. As part of a binding site plan, site plan entitlement, or master planned development, required setbacks may be modified as follows:

1. Side setback distances may be modified to permit a zero side setback to accommodate clustering.

2. Front setbacks may be modified from private streets and access corridors, provided front setbacks are maintained from all public streets.

C. Fences, landscaping, flagpoles, street furniture, transit shelters and slope stability structures are permitted in setback areas, provided that all other applicable requirements are met; no other structures, and no accessory structures are allowed in setback areas.

D. Projections or equipment. Attached or detached mechanical structures or equipment, including but not limited to, electrical equipment boxes, heat pumps, air conditioners, emergency generators, and water pumps are allowed in a street setback. However, mechanical structures or equipment are not allowed in a required setback abutting a residential zone. Where there is no alternative location and the equipment will generate no noise, electrical or utility equipment boxes may be located in a setback abutting a residential zone.

E. Setbacks may be reduced by 50 percent if located adjacent to a nonresidential zone and reduced by 25 percent if located adjacent to a residential zone through the GBP.

Street

10

Landscaping

25 percent

Maximum

Impervious Surface Area

75 percent

Height (feet)

Varies

A. Maximum height in shoreline areas is 35 feet, except that structures, including bridges, that support a regional light rail transit system may be higher than 35 feet but shall be no higher than is reasonably necessary to address the engineering, operational, environmental, and regulatory issues at the location of the structure. (SMP)

B. Maximum height for mixed-use structures is three stories without TDRs or GBP and four stories with TDRs or compliance with the GBP.

FAR

0.35

A. In mixed-use structures, maximum FAR for residential uses and for other uses is additive (i.e., up to 1.15 without TDRs or GBP and up to 1.60 with TDRs or compliance with the GBP).

B. All legal lots are entitled to 10,000 square feet GFA without the use of TDRs provided that other site requirements can be met.

Drive-through

n/a

A. Drive-through facilities are permitted.

B. Adequate vehicle queuing space shall be provided outside the public right-of-way, on-site vehicular circulation aisles, and the area between the building and the street.

C. Type II landscaping shall screen drive-through lanes.

D. Allowed Uses and Basic Development Standards. The following table contains the basic zoning regulations that apply to uses in the General Commercial (GC) zone. To use the chart, read down the left-hand column titled “Use.” When you have located the use that interests you, read across to find regulations that apply to that use. Uses are permitted unless otherwise specified in the Special Regulations column. Permitted uses may require land use permit approval. See RZC 21.76.020, Overview of the Development Process, for more information. Uses not listed are not permitted.

Table 21.14.020C
Allowed Uses and Basic Development Standards

Section

Use

Maximums

Parking ratio:
unit of measure (min. required, max. allowed)

Special Regulations

Height (stories)

w/o TDR or GBP;
w/TDR or GBP

FAR

w/o TDR or GBP;
w/TDR or GBP

Residential1

1

Multifamily structure

3;
4

0.80;
0.90

Studio (1.2, 1.2)

1 bedroom (1.5, 1.5)

2 bedrooms (1.8, 1.8)

3+ bedrooms (2.0, 2.0)

2

Mixed-use residential structure

General sales or services

3

Automobile sales, service, or rental establishment

2;
3

0.35;
0.70

600 sq ft enclosed sales gfa (1.0, 1.0); and 2,500 sq ft open sales/rental display area (1.0, 1.0); and service bay (3.0, 3.0); and employee on maximum shift (1.0, 1.0)

A. Shall not abut residential zone.

B. Sales uses must operate as stand-alone businesses; rental uses may operate in mixed-use developments.

C. Rental uses operating in mixed-use developments are limited to eight rental vehicles at any given time in existing parking spaces; additional vehicles may be stored on-site in a building or elsewhere given submittal and approval by the Technical Committee of a vehicle storage plan.

D. Vehicle display area shall be outside of required parking and landscape areas.

E. Vehicles shall be stored on paved surfaces.

F. Advertising signs are not permitted on the outside of vehicles. Signs providing information about the vehicle, such as year, make, model, may be displayed on the outside of or in the windows of vehicles.

G. Outdoor loudspeaker systems are prohibited.

H. Razor wire, chain link, and barbed wire fences prohibited on street or access frontage.

I. Vehicle repair shall be conducted indoors.

4

Heavy consumer goods sales or service

2;
3

0.35;
0.70

1,000 sq ft gfa (4.0, 5.0)

5

Durable consumer goods sales or service

6

Consumer goods sales or service, other than heavy or durable

7

Grocery, food and beverage

8

Convenience store

9

Health and personal care

A. Drive-through facilities permitted.

B. Adequate vehicle queuing space shall be provided outside the public right-of-way, on-site vehicular circulation aisles, and the area between the building and the street.

C. Type II landscaping shall screen drive-through lanes.

10

Finance and insurance

11

Real estate services

12

Professional services

13

Administrative services

14

Marijuana retail sales

See RZC 21.41 Marijuana-related uses for additional requirements.

15

Full-service restaurant

2;
3

0.35;
0.70

1,000 sq ft gfa (9.0, 9.0)

A. Drive-through facilities permitted.

B. Adequate vehicle queuing space shall be provided outside the public right-of-way, on-site vehicular circulation aisles, and the area between the building and the street.

C. Type II landscaping shall screen drive-through lanes.

16

Cafeteria or limited service restaurant

1,000 sq ft gfa (10.0, 10.0)

17

Bar or drinking place

18

Personal services

1,000 sq ft gfa (4.0, 5.0)

19

Pet and animal sales or service (except veterinary)

Boarding and training facilities must be located inside of a structure.

20

Animal kennel/shelter

A. Boarding facilities must be located inside of a structure.

B. Outdoor runs or yards are allowed for the purpose of exercising animals. Runs/yards must be enclosed by eight-foot-high walls of sound-attenuating fencing or material such as masonry or concrete.

C. The planned maximum number of animals to be sheltered shall be indicated on the application. The maximum may be reduced if the applicant cannot demonstrate that the development has adequate lot size and facility design to accommodate the planned number of animals in a way that ensures neighboring residential properties will not be impacted with noise or odor problems.

21

Hotel or motel1, 2

Rental room (1.0, 1.0)

Transportation, Communication, Information, and Utilities

22

Road, ground passenger, and transit transportation

2;
3

0.35;
0.70

1,000 sq ft gfa (4.0, 5.0)

23

Rapid charging station

Adequate to accommodate peak use

Shall not be located on a parcel that abuts a residential zone, RZC 21.04.030 Comprehensive Allowed Uses Chart.

24

Battery exchange station

Shall not be located on a parcel that abuts a residential zone.

25

Communications and information

1,000 sq ft gfa (4.0, 5.0)

See requirements for incidental hazardous waste treatment and storage in this table.

26

Wireless Communication Facilities

2;
3

0.35;
0.70

See RZC 21.56,Wireless Communication Facilities, for specific development requirements.

27

Local utilities

Adequate to accommodate peak use

28

Regional utilities

Conditional use permit required. See RZC 21.76.070.K, Conditional Use Permit.

29

Incidental hazardous waste treatment and storage

A. Allowed only as an accessory use to communications and information; all site requirements for that use apply.

B. Storage limited to amount necessary for proper function of business, not to exceed quantities permitted by Redmond Fire Department; excess stockpiling prohibited.

C. Outdoor storage requires Technical Committee approval and shall be confined to outbuildings, sheds, and other structures where leakage confinement or spill treatment can be reasonably handled and where exposure to the elements does not increase the possibility of a spill incident.

D. Measures shall be taken in the construction of structures, design of storage areas, and design of delivery areas to prevent release of materials, including those resulting from a “worst case” accident and including consideration of large storms where areas are not covered.

E. Hazardous materials shall not cause fumes, unpleasant odors, or harm to others in the course of normal handling. This shall not preclude the handling of materials with the use of approved filters, hoods, scrubbers, or other methods of removing odors or harm.

Arts, Entertainment, and Recreation

30

Performing arts or supporting establishment

2;
3

0.35;
0.70

Assembly uses: 1,000 sq ft gfa (10.0, 10.0), or number of fixed seats (0.2, 0.2)

Other uses: 1,000 sq ft gfa (4.0, 5.0)

31

Museums and other special purpose recreational institutions

1,000 sq ft gfa (4.0, 5.0)

32

Zoos, botanical gardens, arboreta, etc.

Adequate to accommodate peak use

33

Amusement, sports, or recreation establishment

1,000 sq ft gfa (4.0, 5.0)

34

Natural and other recreational parks

1,000 sq ft gfa (0, adaequate to accommodate peak use)

Education, Public Administration, Health Care, and other Institutions

35

Public administration

2;
3

0.35;
0.70

1,000 sq ft gfa (4.0, 5.0)

36

Other government functions

37

Public safety

38

Ambulatory and outpatient care services

39

Day care center

Employee on maximum shift (1.0, 1.0)

A. Play equipment shall be located no less than 10 feet from any property line.

B. Shall not be located closer than 300 feet from existing day care operation in residential zone.

40

Religious institutions

Assembly uses: 1,000 sq ft gfa (10.0, 10.0), or number of fixed seats (0.2, 0.2)

Other uses: 1,000 sq ft gfa (4.0, 5.0)

A. A seat is one fixed seat or 18 inches on a pew or bench or seven square feet in the general assembly area, including aisle space, but excluding stage, podium, lobby, and space for musical instruments.

B. Storage locations of buses/vans over 10,000 gvw shall be shown on a plan and screened from neighboring properties or right-of-way.

C. Decorative fencing or decorative walls and landscaping on side or back lots are required when necessary to prevent visual impacts on neighboring properties and public shoreline areas.

D. Off-site parking in residential zones is allowed only with a shared parking agreement with an existing institutional use, such as a school.

E. A traffic mitigation plan is required. The plan shall address traffic control, parking management (including mitigation of overflow parking into adjoining residential areas), and traffic movement to the arterial street system.

F. Steeples, bell towers, crosses or other symbolic religious icons mounted on the rooftop may exceed the maximum shoreline building height by 15 feet. (SMP)

G. Maximum height for separate structures on-site, such as bell towers, crosses, statuary, or other symbolic religious icons, is 50 feet.

41

Funeral homes and services

1,000 sq ft gfa (4.0, 5.0)

42

Cremation services and cemeteries

Other

43

Water enjoyment use

35 ft.;
35 ft.

0.35;
0.70

1,000 sq ft gfa (4.0, 5.0)

Only allowed in the Bear Creek shoreline jurisdiction downstream of Avondale Road on Union Hill Road, Redmond Way, or SR 520; and, in the Sammamish River shoreline jurisdiction at NE 85th Street or NE 90th Street.

44

Kiosk

1;
1

A. Limited to uses associated with water enjoyment within the shoreline jurisdictions of Bear Creek and the Sammamish River.

B. Shall not locate in required parking, landscaping, or drive aisle area, or any area that would impede emergency access.

C. Shall not reduce or interfere with functional use of walkway or plaza to below standards of Americans with Disabilities Act.

D. Structures shall be secured to prevent tipping and endangering public safety.

E. Maximum size is six feet wide by ten feet long.

F. Administrative design review required for structures.

45

Vending cart

46

Drive-up stand

1,000 sq ft gfa (4.0, 5.0)

A. Limited to uses associated with water enjoyment within the shoreline jurisdictions of Bear Creek and the Sammamish River.

B. Shall not locate in required parking, landscaping, or drive aisle area, or any area that would impede emergency access.

C. Shall not reduce or interfere with functional use of walkway or plaza to below standards of Americans with Disabilities Act.

D. Structures shall be secured to prevent tipping and endangering public safety.

E. Maximum size is six feet wide by ten feet long.

F. Administrative design review required for structures.

G. Must submit circulation plan addressing queuing.

Notes:

1Permanent supportive housing, as defined under RCW 36.70A.030, and transitional housing, as defined under RCW Chapter 84.36, are allowed in all land use districts where residential dwellings and/or hotel uses are allowed, subject to RZC 21.57.010, Permanent Supportive Housing, Transitional Housing, and Emergency Housing.

2Emergency housing, as defined under RCW 36.70A.030, and emergency shelter, as defined under RCW 36.70A.030, are allowed in all land use districts where hotel uses are allowed. Emergency housing is subject to RZC 21.57.010, Permanent Supportive Housing, Transitional Housing, and Emergency Housing. Emergency shelter is subject to RZC 21.57.020, Emergency Shelter.

E. Cross-references. For information on how to measure various site requirements like height and setbacks, see RZC 21.16.020, How to Measure Site Requirements. See RZC 21.16.030, Other Applicable Regulations, for information on other standards that may apply to you. (Ord. 2642; Ord. 2652; Ord. 2708; Ord. 2803; Ord. 2836; Ord. 2919; Ord. 2978; Ord. 3074)

Effective on: 2/12/2022